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Stuck: How the Privileged and the Propertied Broke the Engine of American Opportunity
How did America cease to be the land of opportunity?
LONGLISTED FOR THE PORCHLIGHT BUSINESS BOOK AWARD
We take it for granted that good neighborhoods—with good schools and good housing—are only accessible to the wealthy. But in America, this wasn’t always the case.
Though for most of world history, your prospects were tied to where you were born, Americans came up with a revolutionary If you didn’t like your lot in life, you could find a better location and reinvent yourself there. Americans moved to new places with unprecedented frequency, and, for two hundred years, that remarkable mobility was the linchpin of American economic and social opportunity.
In this illuminating debut, Yoni Appelbaum, historian and journalist for The Atlantic, shows us that this idea has been under attack since reformers first developed zoning laws to ghettoize Chinese Americans in nineteenth-century Modesto, California. The century of legal segregation that ensued—from the zoning laws enacted to force Jewish workers back into New York’s Lower East Side to the private-sector discrimination and racist public policy that trapped Black families in Flint, Michigan to Jane Jacobs’ efforts to protect her vision of the West Village—has raised housing prices, deepened political divides, emboldened bigots, and trapped generations of people in poverty. Appelbaum shows us that these problems have a common people can’t move as readily as they used to. They are, in a word, stuck.
Cutting through more than a century of mythmaking, Stuck tells a vivid, surprising story of the people and ideas that caused our economic and social sclerosis and lays out common-sense ways to get Americans moving again.
LONGLISTED FOR THE PORCHLIGHT BUSINESS BOOK AWARD
We take it for granted that good neighborhoods—with good schools and good housing—are only accessible to the wealthy. But in America, this wasn’t always the case.
Though for most of world history, your prospects were tied to where you were born, Americans came up with a revolutionary If you didn’t like your lot in life, you could find a better location and reinvent yourself there. Americans moved to new places with unprecedented frequency, and, for two hundred years, that remarkable mobility was the linchpin of American economic and social opportunity.
In this illuminating debut, Yoni Appelbaum, historian and journalist for The Atlantic, shows us that this idea has been under attack since reformers first developed zoning laws to ghettoize Chinese Americans in nineteenth-century Modesto, California. The century of legal segregation that ensued—from the zoning laws enacted to force Jewish workers back into New York’s Lower East Side to the private-sector discrimination and racist public policy that trapped Black families in Flint, Michigan to Jane Jacobs’ efforts to protect her vision of the West Village—has raised housing prices, deepened political divides, emboldened bigots, and trapped generations of people in poverty. Appelbaum shows us that these problems have a common people can’t move as readily as they used to. They are, in a word, stuck.
Cutting through more than a century of mythmaking, Stuck tells a vivid, surprising story of the people and ideas that caused our economic and social sclerosis and lays out common-sense ways to get Americans moving again.
308 pages, Kindle Edition
First published February 18, 2025
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Displaying 1 - 30 of 106 reviews
October 21, 2024
This was a very informative read, and unfortunately I live in a town that doesn’t want any apartments being built. They attempt to shut it down which just drags on the time and then rent goes up. I’m an area which only retail/warehouse/food service jobs in a 20 mile radius, with rent for a one bedroom at a minimum of 1500, and 2 bd at 2000. The town next door attempted to build affordable housing and the lies I would see against it were so blatantly classist I was appalled. Eventually, it would become apartments with 10% affordable housing. Want to buy a house? A one bedroom is $300k and with rates… it’s just not doable. In order to get a better paying job, expect a one hour commute here.
This book goes in depth on how urban planning, politics, and law hurt Americans by limiting the amount of housing, driving people to have longer commutes. Since the 90s, many people have not moved as often as they once did, which makes me curious, were the employers paying to move them in the past? For those renters, think of the down payment of a deposit, first and last months rent, and brokers fees…. Than a moving van. It’s unfair and we need change asap. This book also covered ways we can handle the housing crisis.
Thought-provoking and necessary read.
Thank you NetGalley for an advanced copy of this read!
This book goes in depth on how urban planning, politics, and law hurt Americans by limiting the amount of housing, driving people to have longer commutes. Since the 90s, many people have not moved as often as they once did, which makes me curious, were the employers paying to move them in the past? For those renters, think of the down payment of a deposit, first and last months rent, and brokers fees…. Than a moving van. It’s unfair and we need change asap. This book also covered ways we can handle the housing crisis.
Thought-provoking and necessary read.
Thank you NetGalley for an advanced copy of this read!
June 17, 2025
A YIMBY (Yes in my back yard) manifesto from a left-of-center journalist (who was previously a trained historian).
Trimming away regulations that preclude development in high-demand regions would be excellent, but it will likely not result in all of the economic and social benefits Appelbaum alleges here. The law of unintended consequences is always at play.
Issues related to race, crime and affinity sorting (class and culture in-group preferences) are overlooked or dismissed. These cut closer to the core of why property functions the way it does in many Western nations, especially America.
Stuck unfortunately avoids wrestling with uncomfortable realities such as the idea that it is perhaps the deepest desire of the overwhelming majority of American families to live in single, free-standing units with a yard and a car (the preference ranges from 70-90% among active buyers and roughly 70% of Americans live in these arrangements already). The YIMBY cultural preferences, which I often share, are often in sharp contrast to what really motivates most Americans and threaten to upturn how most Americans have chosen to build wealth. This closes off the more radical policy solutions (aka Georgism - land tax) and basically leaves runaway rents/prices to be addressed or tinkered with locally at the margins.
Trimming away regulations that preclude development in high-demand regions would be excellent, but it will likely not result in all of the economic and social benefits Appelbaum alleges here. The law of unintended consequences is always at play.
Issues related to race, crime and affinity sorting (class and culture in-group preferences) are overlooked or dismissed. These cut closer to the core of why property functions the way it does in many Western nations, especially America.
Stuck unfortunately avoids wrestling with uncomfortable realities such as the idea that it is perhaps the deepest desire of the overwhelming majority of American families to live in single, free-standing units with a yard and a car (the preference ranges from 70-90% among active buyers and roughly 70% of Americans live in these arrangements already). The YIMBY cultural preferences, which I often share, are often in sharp contrast to what really motivates most Americans and threaten to upturn how most Americans have chosen to build wealth. This closes off the more radical policy solutions (aka Georgism - land tax) and basically leaves runaway rents/prices to be addressed or tinkered with locally at the margins.
February 11, 2025
Stuck by Yoni Applebaum, by investigating property records, census data, insurance maps, municipal directories and newspapers, explores how upward mobility and opportunities have been declining due to economic and political policies which lock out the less affluent and privileged.
He argues that, through real estate/zoning laws and regulations and other policies, which limit access to underprivileged populations, result in the increased commuting times and distances, increased home prices and rents, decrease in wealth, opportunities and upward mobility for Americans as well as limiting the growth and wealth of the United states. Yoni Applebaum is also argues that the limiting mechanisms along with the NIMBY (Not in My Back Yard) mentality results in the inefficient development and allocation of housing resources in the country.
This was an interesting and succinct approach to the topic and would love to see more research on how this and other drivers impact upward mobility in this area from Yoni Applebaum.
Thank you Random House and NetGalley for the opportunity to read this ARC.
He argues that, through real estate/zoning laws and regulations and other policies, which limit access to underprivileged populations, result in the increased commuting times and distances, increased home prices and rents, decrease in wealth, opportunities and upward mobility for Americans as well as limiting the growth and wealth of the United states. Yoni Applebaum is also argues that the limiting mechanisms along with the NIMBY (Not in My Back Yard) mentality results in the inefficient development and allocation of housing resources in the country.
This was an interesting and succinct approach to the topic and would love to see more research on how this and other drivers impact upward mobility in this area from Yoni Applebaum.
Thank you Random House and NetGalley for the opportunity to read this ARC.
June 17, 2025
DNF at 30%
July 27, 2025
I heard the author on Andrew Sullivans’s podcast and was immediately intrigued. I’d heard and read about NIMBYism, but never quite through this lens. The premise is in old Europe, communities selected their members, and in the new America attitudes shifted and people could choose their communities. But old instincts reared their heads.
Appelbaum paints a portrait of people who move to a neighborhood and immediately put up a “No Vacancy” sign. An early anecdote is of Jane Jacobs, the author of “The Death and Life of Great American Cities,” who moved to Greenwich Village, converted a multi-use property into a single-family residence, and then tried to halt any other changes to the city. Some good instincts to stop the excesses of urban renewal, but the lack of development increased prices and forced working families out. “What sounded bohemian was actually bourgeois.” (Appelbaum has many memorable phrases.)
Also interesting was his explanation of how conservation efforts end up mummifying cities. Insane stories about parking lots and old fast food restaurants being classified as historical sites. “Localism” has such a nice ring to it, but it actually gives all the power to people who live in a town to exclude others, and everyone loses.
Good but a little uneven is the middle of the book which is a history of zoning laws, from Chinese-owned laundries in California to garment factories in NYC. In particular the chapters on Flint, Michigan seemed tangential to his larger point. Although the chapter on Tenemantophobia was strong.
I recommend and I’m rating it highly because it challenged many of my instincts. Like people should be able to protect their property value by controlling their surroundings. Housing isn’t an investment, it’s a resource (still digesting this).
Appelbaum paints a portrait of people who move to a neighborhood and immediately put up a “No Vacancy” sign. An early anecdote is of Jane Jacobs, the author of “The Death and Life of Great American Cities,” who moved to Greenwich Village, converted a multi-use property into a single-family residence, and then tried to halt any other changes to the city. Some good instincts to stop the excesses of urban renewal, but the lack of development increased prices and forced working families out. “What sounded bohemian was actually bourgeois.” (Appelbaum has many memorable phrases.)
Also interesting was his explanation of how conservation efforts end up mummifying cities. Insane stories about parking lots and old fast food restaurants being classified as historical sites. “Localism” has such a nice ring to it, but it actually gives all the power to people who live in a town to exclude others, and everyone loses.
Good but a little uneven is the middle of the book which is a history of zoning laws, from Chinese-owned laundries in California to garment factories in NYC. In particular the chapters on Flint, Michigan seemed tangential to his larger point. Although the chapter on Tenemantophobia was strong.
I recommend and I’m rating it highly because it challenged many of my instincts. Like people should be able to protect their property value by controlling their surroundings. Housing isn’t an investment, it’s a resource (still digesting this).
December 1, 2024
I am a "First Reads" winner.
Thank you to the author and the publisher!
Premise = ****
Readability = ***
Engagement = **
The "Open Sesame" word of 'Stuck': Zoning.
A solidly written (and mostly dense, heavy) approach to how Americans lost their way towards achieving a sense of opportunity. While Zoning, the one clear concept I'm left with after reading Appelbaum's 'Stuck,' is, in my mind, one possible outcome of the loss of opportunity and advancement, it isn't the ONLY factor (for example, large corporate, investor landlords snatching up housing stock, limiting the ability of home ownership).
But Appelbaum does make his case and, for that reason, I'll give him his kudos.
Thank you to the author and the publisher!
Premise = ****
Readability = ***
Engagement = **
The "Open Sesame" word of 'Stuck': Zoning.
A solidly written (and mostly dense, heavy) approach to how Americans lost their way towards achieving a sense of opportunity. While Zoning, the one clear concept I'm left with after reading Appelbaum's 'Stuck,' is, in my mind, one possible outcome of the loss of opportunity and advancement, it isn't the ONLY factor (for example, large corporate, investor landlords snatching up housing stock, limiting the ability of home ownership).
But Appelbaum does make his case and, for that reason, I'll give him his kudos.
January 31, 2025
This book presents a historically grounded examination of how entrenched economic and political structures have obstructed social mobility in the United States. A historian and journalist, Appelbaum employs a methodologically rich approach, drawing from archival sources, legal histories, and economic data to create a compelling narrative of stagnation and inequality.
At the heart of the book is the argument that the American promise of upward mobility has been systematically chipped away at by policies that favor already established wealth and privilege, especially through real estate, zoning laws, and financial mechanisms that limit access to resources for historically marginalized communities. Appelbaum traces these restrictive structures back to their origins in the late 19th century, demonstrating how seemingly neutral legal and economic frameworks were designed to reinforce existing hierarchies. The case studies used offer empirical evidence of how property rights have been weaponized to maintain socioeconomic stratification.
The book is deeply interdisciplinary. Appelbaum synthesizes historiography, political economy, and urban studies, engaging with scholars like Richard Rothstein (The Color of Law) and Thomas Piketty (Capital in the Twenty-First Century). His argumentation is both historically situated and forward looking, providing an impressive analysis of American inequality while also engaging with contemporary policy debates.
Stuck is likely to resonate with folks interested in American history, political science, and urban studies, as well as those concerned with economic justice and structural inequality. By combining meticulous historical research with accessible prose, I think Appelbaum successfully bridges the gap between academic inquiry and public discourse.
At the heart of the book is the argument that the American promise of upward mobility has been systematically chipped away at by policies that favor already established wealth and privilege, especially through real estate, zoning laws, and financial mechanisms that limit access to resources for historically marginalized communities. Appelbaum traces these restrictive structures back to their origins in the late 19th century, demonstrating how seemingly neutral legal and economic frameworks were designed to reinforce existing hierarchies. The case studies used offer empirical evidence of how property rights have been weaponized to maintain socioeconomic stratification.
The book is deeply interdisciplinary. Appelbaum synthesizes historiography, political economy, and urban studies, engaging with scholars like Richard Rothstein (The Color of Law) and Thomas Piketty (Capital in the Twenty-First Century). His argumentation is both historically situated and forward looking, providing an impressive analysis of American inequality while also engaging with contemporary policy debates.
Stuck is likely to resonate with folks interested in American history, political science, and urban studies, as well as those concerned with economic justice and structural inequality. By combining meticulous historical research with accessible prose, I think Appelbaum successfully bridges the gap between academic inquiry and public discourse.
June 24, 2025
Wow. This was an incredible and eye opening read.
I really enjoyed this and I learned so much. This will definitely be a book I re-listen to. It’s jam packed with information and it’s so informative on the housing trends and mobility throughout American history.
I also thought, while this book is very dense, the pacing is done very well and because of that it kept my interest through out.
Very well done.
I really enjoyed this and I learned so much. This will definitely be a book I re-listen to. It’s jam packed with information and it’s so informative on the housing trends and mobility throughout American history.
I also thought, while this book is very dense, the pacing is done very well and because of that it kept my interest through out.
Very well done.
Want to read
November 29, 2025From Garrett M. Graff's 25 favorite reads of 2025.
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February 13, 2025I requested this book from Net Galley after reading the description, feeling that it would be an important book to read. The times we are currently in make understanding the past issues that have lead to the current problems in housing make this an even more timely read. It was heavy and hard at time, but sadly, so is our American history. I would especially recommend the final chapter in this book where Appelbaum lays out some ideas and a plan of sorts to help alleviate some of the current issues in housing.
Many thanks to Net Galley for the book and to the author to tackling such an important issue.
Many thanks to Net Galley for the book and to the author to tackling such an important issue.
June 4, 2025
Compelling history of zoning laws. As usual, people of the same background shine as the loudest voices trying to subvert America into a diversity paradise. I chuckled at his celebration of integration with the example of an 80 percent orange juice neighborhood becoming 55 percent black. Apparently the juice cartons didn't love their new co-residents enough to stick around.
June 22, 2025
"Out of every ten buildings in Manhattan, four could not have been built under current zoning codes. In San Francisco, a third of all the buildings - containing more than half of the city's housing units - are out of compliance with the codes."
There are a lot of really valuable takeaways from this book, which makes sense given what a complex issue housing and mobility is, but something really resonating with me is how short-sighted and self-focused human nature can be.
There are a lot of really valuable takeaways from this book, which makes sense given what a complex issue housing and mobility is, but something really resonating with me is how short-sighted and self-focused human nature can be.
June 25, 2025
This was so so good. Ive been looking for a good book on zoning (cough cough nerd cough cough) and this hit the nail on the head. Extremely compelling argument that mobility has been the engine of american success, and that economic mobility has declined in correspondence to the decline of geographic mobility. Most frustrating of all is to think about how much we have lost as a country as communities have dug in and blocked new development. Think of how great our cities could be! What a loss
July 10, 2025
There are a lot of really compelling ideas here, but overall, it feels like it oversimplifies history and economic trends, offering a romanticized view of the past when mobility was more possible. I think there are ideas to engage with here, but I had issues with the book's interpretation of U.S. urban/housing histories. At first, it felt like a captivating interpretation, but increasingly I was thinking, "but, wait..."
December 9, 2025
There have been a lot of books in the Abundance-verse this year, which initially discouraged me from picking this one up. After all, I figured, haven’t I read enough general-audience YIMBY writing by now? But I was convinced to start reading this after hearing it mentioned by so many smart housing policy people.
Those people are vindicated! This book adds something new to the conversation in two ways: shifting the focus to “mobility,” which is a fresher topic, and contributing considerable original historical work. The focus on mobility is nice, because we’ve all heard that downzoning is bad and worsens housing affordability. It’s a less common argument to hear that the main issue with restrictive housing regulations is how they reduce mobility — and that this is a particular issue because we’re losing an essential American aspiration. That’s where the original historical work comes in: Appelbaum does a very nice job to pull from new sources. Thus, he can bring a fresh perspective to the historical discussions of how downzonings occurred, *and* he can bring entirely new themes about historical mobility in the US that make the framing work so well.
Overall a great boom, recommended both for people already deep into housing policy debates, and for a less familiar audience.
Those people are vindicated! This book adds something new to the conversation in two ways: shifting the focus to “mobility,” which is a fresher topic, and contributing considerable original historical work. The focus on mobility is nice, because we’ve all heard that downzoning is bad and worsens housing affordability. It’s a less common argument to hear that the main issue with restrictive housing regulations is how they reduce mobility — and that this is a particular issue because we’re losing an essential American aspiration. That’s where the original historical work comes in: Appelbaum does a very nice job to pull from new sources. Thus, he can bring a fresh perspective to the historical discussions of how downzonings occurred, *and* he can bring entirely new themes about historical mobility in the US that make the framing work so well.
Overall a great boom, recommended both for people already deep into housing policy debates, and for a less familiar audience.
November 12, 2025
Sparked much debate among my friend group. Was ambivalent about the central thesis but completely won over by the end. Love this mix of history, law, and politics. Most of all I love how this author captured how “progressive” land use politics from the mid 20th century have had the unintentional outcome of suppressing impoverished communities. The critique of landmarking was particularly interesting to me.
I do think the way this book is organized (focusing on particular regions and individuals who affected them rather than strictly chronological order) is great from a storytelling perspective but somewhat confusing from a research perspective, which is a pity because I listened to the audio book and I definitely want to go back and flip through a print copy for references for further research.
I do think the way this book is organized (focusing on particular regions and individuals who affected them rather than strictly chronological order) is great from a storytelling perspective but somewhat confusing from a research perspective, which is a pity because I listened to the audio book and I definitely want to go back and flip through a print copy for references for further research.
October 2, 2025
We’re going through rezoning in Richmond, where I live. Given the heated debate between the local Yimby folks and people concerned about overdevelopment and crowding, I figured this book might be interesting.
Strong lean in this one, but there were some interesting historical elements that were thought-provoking. I think the most lucid claim in the book is that we’ll just continue the divisions and issues of the past if there isn’t a standard and simplified building code that gets applied equally to the whole city. Great food for thought…
Even in the latest zoning updates, the areas zoned for density are never the wealthier neighbourhoods. Coincidence? It must be…
Strong lean in this one, but there were some interesting historical elements that were thought-provoking. I think the most lucid claim in the book is that we’ll just continue the divisions and issues of the past if there isn’t a standard and simplified building code that gets applied equally to the whole city. Great food for thought…
Even in the latest zoning updates, the areas zoned for density are never the wealthier neighbourhoods. Coincidence? It must be…
November 14, 2025
Very Good, walked a tight line between informative and accessible. Wished it got a bit more wonky but loved it none the less. In my personal life I have grown most when I end up moving to a new environment. that 6 months after you move to a new city are some of the most anxiety inducing months of my life, awkwardly attending every random event or connection to build a social network. I guess a whole country of that would be dynamic and economically prosperous, and one without that would be stagnant.
April 6, 2025
A smart, capable, and opinionated overview of negative housing and geographic mobility trends in the United States. The potted history presented here is better than in many other similar books; I think the author is a historian. Nice job tracing the deep roots of the housing scarcity crisis back to historical antecedents, even back to the colonial era. Emphasizes the benefits of clear, simple, consistent zoning.
May 21, 2025
Stuck does a fantastic job of laying out how we arrived at our current housing crisis over the past 100+ years. This may provide the best historical context of the racism and classism that has led us to this point. Providing that understanding also gives a clearer path of how to solve the crisis.
I have read many books related to the housing crisis including Abundance, Strong Towns, and others and this definitely outlines the history better than any others. All of them provide similar solutions with minor tweaks between them which is also promising.
I have read many books related to the housing crisis including Abundance, Strong Towns, and others and this definitely outlines the history better than any others. All of them provide similar solutions with minor tweaks between them which is also promising.
August 17, 2025
Mobility as an Inherited American Right
Who knew that “Moving Day” has such a rich history! Appelbaum presents the history of mobility in America, its practice, and its curtailment in light of its impact on the social and economic development on the US from the pilgrims of Jamestown to the present day. Fascinating perspective on the important role of migrants and immigrants in our history😎
Who knew that “Moving Day” has such a rich history! Appelbaum presents the history of mobility in America, its practice, and its curtailment in light of its impact on the social and economic development on the US from the pilgrims of Jamestown to the present day. Fascinating perspective on the important role of migrants and immigrants in our history😎
April 13, 2025
In "Stuck," Yoni Appelbaum delves deep into the social and economic forces that have prevented the American Dream from being accessible to everyone. The book explores how the privileged and powerful classes have gradually dismantled the systems that once allowed upward mobility. Appelbaum's research is thorough, and his arguments are compelling, showing how political and economic policies have created a cycle of inequality. The way he breaks down complex issues, while offering a nuanced perspective on the loss of opportunity, is eye-opening. This is a must-read for anyone interested in understanding how historical and current inequalities have shaped the American landscape.
June 30, 2025
A stellar look at how high mobility fueled the American dream and how housing ossification has caused shortages, killed mobility, and contributed to the housing crisis, stagnating upward class movement for most Americans. A mix of policies, initially driven by racism and later NIMBYism allowed propertied individuals to hijack the democratic process to undemocratically exercise their power. These efforts abused well-intentioned policies like meant to protect people and the environment to shut down any and all development, particularly of apartment style housing near wealthy neighborhoods. One of the most painful parts of this is that in many places, it is educated progressives with a purported care for the poor preventing them from climbing the economic ladder in the name of preservation of their pristine single family house neighborhoods. The bright side is that many of these issues are products of policy, as are their consequences (homelessness, low upward mobility, racial segregation, etc.). If they’re caused by policy, they can be remedied by better policy (hopefully).
March 25, 2025
One of the more important books read about macro issues in a whole. I’ve This book is exactly what every single person in our country needs to read. It crystallized so many other things I’ve read and been thinking lately. The history is well researched, human stories are woven in, and it gives us a path forward. I often think about what is the core issue/habit we could fix and if it would improve many things, and I think the author finds it.
May 7, 2025
compelling, intelligent, and well-researched argument about how progressive zoning laws hurt mobility and opportunity, especially for immigrants and racial minorities. Extremely cogent in areas like mine, where housing is unaffordable.
June 26, 2025
Well written, interesting history, and gave an informed perspective. I think we often fear change and focus on what there is to lose. I think this book did a good job explaining change can often bring great gifts as well.
August 22, 2025
An excellent in depth book on the movement and migration over America's history after European discovery with the emphasis on our unique housing situation over the years. It now makes sense to me how the lack of adequate housing has evolved and continues.
November 6, 2025
This is a YIMBY-related book, where the author writes about the ways that cities lost their dynamism and how legal restrictions have done nothing but hurt the country. I don't think there's anything new in here that wasn't covered by Nolan Gray in his shorter work. But the book is a good start for anyone curious about this realm of policy.
December 24, 2025
Interesting history of zoning that is, unsurprisingly, deeply rooted in racism. Appelbaum's proposals for improving mobility and "fixing" the situation we currently find ourselves in leave me feeling even more hopeless knowing it's not the path our country will take. Cheers to renting for life.
April 16, 2025
Tolerance. Consistency. Abundance. Yes please.
Displaying 1 - 30 of 106 reviews